Pet Requests Under the Renters’ Rights Act: What Is Reasonable?

The rules surrounding pets in rented properties have changed.

Tenants now have the right to ask for permission to keep a pet, and landlords cannot unreasonably refuse that request. However, this does not mean every pet must automatically be accepted.

Landlords are still entitled to consider whether the particular pet, property and tenancy arrangements are suitable. The important difference is that each request must be considered fairly and individually – rather than relying on a blanket “no pets” policy.

Recent guidance shared by Dogs Trust has provided some useful context for landlords trying to decide what a reasonable pet request looks like in practice.

A small property does not automatically mean no

It may be tempting to assume that a dog needs a large house and private garden, but the reality can be more nuanced.

Dogs Trust explains that dogs are individuals. Their suitability for a particular home can depend on their age, size, mobility, health, behaviour and energy levels – not simply the number of bedrooms or whether the property has a garden.

A dog may live comfortably in a smaller home or flat where its needs are properly met. The tenant would still need to show that the dog has suitable space inside the property, reliable outdoor access and appropriate opportunities for exercise, toileting and enrichment.

The question for a landlord is therefore not simply:

“Is the property small?”

A more useful question may be:

“Is this property suitable for this particular pet and has the tenant shown how its needs will be met?”

Look at the individual circumstances

A reasonable decision should consider more than the type or size of the animal.

For example, a larger but calm, older dog with lower exercise needs may be better suited to a particular property than a smaller, highly energetic dog. Equally, a flat may be suitable where there is easy access to outside space, while an upper-floor property without a lift could present difficulties for an older dog or one with mobility problems.

Landlords may also need to consider:

• the number and type of pets requested

• the pet’s age, size, behaviour and energy levels

• how long the pet may be left alone

• access to suitable outdoor space

• the layout and size of the property

• the needs of other tenants or occupiers

• the risk of noise or disturbance

• any restrictions contained within a superior lease

The aim is not to conduct an unnecessarily intrusive assessment. It is to gather enough information to make a sensible and properly considered decision.

Ask for the information you need

A tenant’s request must be made in writing and should include a description of the pet.

Landlords can ask for further relevant information where needed. This could include:

• whether the pet is already living with the tenant

• its approximate size and age

• whether it is house-trained

• how its exercise and toileting needs will be met

• whether it has lived successfully in rented accommodation before

• how long it will usually be left alone

• whether the tenant has arrangements for training, walking or day care

• a reference from a previous landlord, where available

• a pet CV containing useful information about its behaviour and routine

Once the request has been received, the landlord normally has 28 days to respond in writing.

Where more information is needed, it should be requested within that initial period. Once the tenant supplies it, the landlord has either the remainder of the original 28 days or an additional seven days to give a final decision – whichever is later.

Keeping a clear written record of the request, the information supplied and the reasons behind the decision is important.

When might refusal be reasonable?

Government guidance gives examples of circumstances where refusing a pet request may be reasonable.

These can include:

• another tenant having an allergy

• the property being too small for a large pet or several pets

• the animal being illegal to own

• a superior lease or freeholder prohibiting pets

These are examples rather than an automatic checklist. Each request still needs to be considered on its own facts.

A landlord who owns a leasehold property should check the lease before giving permission. Agreeing to a pet without checking restrictions imposed by the freeholder or management company could create a separate problem for the landlord.

What may not be considered reasonable?

General concerns are unlikely to be enough on their own.

Government guidance states that it would usually be unreasonable to refuse simply because a landlord:

• does not like pets

• previously had a tenant whose pet caused damage

• has general concerns about possible future damage

• believes accepting a pet may affect future lettings

A past bad experience is understandable, but it does not necessarily provide a fair reason to refuse a different tenant with a different pet.

Where a request is refused, the landlord should respond in writing and explain the specific reasons. The tenant may challenge the decision if they believe the refusal is unreasonable.

What happens after permission is given?

Permission should be recorded clearly in writing.

The tenancy records should identify the pet that has been approved and include any appropriate, lawful conditions relating to responsible ownership, cleanliness, nuisance and damage.

Permission for one pet does not automatically give the tenant permission to introduce another. A separate request would normally be required for an additional pet.

Landlords should also ensure that the inventory and schedule of condition accurately record the property at the beginning of the tenancy. If damage is later caused by the pet, evidence will be essential when discussing repairs or making a legitimate deduction from the tenancy deposit.

A fair decision does not mean an automatic yes

The new rules do not remove a landlord’s ability to protect their property or consider the interests of neighbours and other occupiers.

They do require a more thoughtful approach.

A reasonable assessment means asking relevant questions, considering the individual animal and property, checking any lease restrictions and explaining the final decision clearly.

In many cases, a well-behaved pet and a responsible tenant may present very little additional difficulty. In others, the property or wider living arrangements may provide a genuine and supportable reason for refusal.

The important point is to avoid assumptions and document how the decision was reached.

Support for self-managing landlords

For self-managing landlords, changing requirements can add another layer of administration to an already demanding role.

At Personal Economy Lettings, our Lettings PA services provide practical support without taking control away from you. We can help you understand the process, gather the relevant information and keep the right records in place.

You remain in control of your property and tenant relationship – with calm, professional support available when you need it.

Helping landlords stay confidently in control.

This article provides general information and should not be treated as legal advice. Landlords should obtain specialist advice where the circumstances are complex or disputed.

Source inspiration: Dogs Trust guidance and GOV.UK guidance for landlords on tenant pet requests.